Moving Out or Moving In? A Screen Checklist for Renters, Landlords and Sellers

Screens are easy to forget until someone with a clipboard walks through. A torn patio screen, a bent bedroom screen or a window with no screen at all shows up on move-out walk-throughs, move-in reports and home inspections. The good news: screens are one of the cheaper items on the list, and they can usually all be fixed in one visit.

Renters: protect your deposit

In California, a landlord can keep part of a security deposit for damage beyond normal wear and tear. Faded mesh from years of sun is usually wear. Holes, pet scratches, bent frames and missing screens tend to be treated as damage.

• Ask for a walk-through before you move out. California tenants can ask the landlord to inspect before move-out and list what they plan to charge for, which gives you time to fix it first.
• Compare against your move-in photos. If a screen was already torn when you moved in, show that.
• Get it fixed and keep the invoice. Then you can show the screens were repaired before you handed back the keys.

Your lease and the California Courts self-help pages have the details. This is general information, not legal advice.

Landlords and property managers: turn units faster

Between tenants is the easiest time to bring every screen up to standard. The unit is empty, the screens are easy to reach, and a new tenant starts with screens that work, so the move-in report is clean. If you manage several units, our page for property managers covers how we work through a list, and we work with HOAs too.

Sellers and buyers: get ahead of the inspection

Torn, bent or missing screens are a common item on home inspection reports, and buyers often ask for them to be fixed before closing. Fixing them before you list is simpler than negotiating them later. Buying? Add the screens to your walk-through. Our page for real estate agents covers pre-listing and punch-list screen work.

What a tired screen costs to redo

For example, four torn standard window screens and a sliding screen door that needs new mesh comes to 4 × $45 + $95 = $275, done in one visit. One torn screen on its own is the $145 minimum, so look over the whole place first and fix everything at once.

Those prices are for standard window screens. Double-hung, casement, pull-pin and other non-standard window screens are priced differently, and your tech will quote them by phone or on-site.

A quick room-by-room checklist

Count the windows, then count the screens. Screens go missing when windows are washed, furniture is moved or a screen gets leaned behind the side gate and forgotten. Then look at each one against the light.

Living room and patio

• Sliding screen door: torn mesh, a bent frame, rollers that drag or jump the track, a latch that doesn't catch.
• Living room windows: holes, loose mesh at the corners, screens that rattle in the frame.

Bedrooms

• One screen per window that opens. Bedrooms are where missing screens hide.
• Pet damage low on the screen, and dents from furniture pushed against it.

Kitchen, bathrooms and laundry

• Small windows over sinks and tubs often have no screen or a bent one.
• Steam and cleaning sprays wear the mesh. Check that it isn't brittle.
• Side or laundry doors with a swinging screen door: hinges, closer and mesh.

Upstairs, balconies and the outside walk

• Upstairs and balcony screens take the most wind. Check that each one sits tight.
• Walk the outside of the house: from the yard, missing and torn screens are easy to spot.

Book before the move date

Most visits are booked within two weeks, often sooner in winter. If you have a move-out or closing date, get in touch as soon as you know which screens need work. We'll call you back within 1 business day. Texting photos is the fastest way to a quote.

Common questions